Buying Property in Greece as a Foreigner: Process, Tax Number, Checks and Costs

A foreigner can generally buy property in Greece on the same terms as a Greek citizen, with the exceptions set out below (border areas, taxes for buyers from outside the EU). The difference is practical: distance, language, and the fact that most steps happen through a power of attorney. Done in the right order, the purchase holds no surprises. Done out of order, problems usually surface after the deposit.

1. Start with the purpose and the total budget

A home, a second home, long-term letting or a residence permit: each purpose changes the area, the size and the checks. Budget for the total, not only the price. Purchase costs include transfer tax, the notary, Land Registry registration, your lawyer, an engineer and, where one is involved, the agent's fee.

2. Greek tax number (AFM) and tax representative

Without a Greek tax number (AFM) you cannot sign the deed, declare the tax or open a bank account. The AFM is issued by the Greek tax authority (AADE) and can be requested from abroad. Buyers who are not Greek tax residents can appoint a tax representative or, instead, declare that they accept AADE notifications at the contact details they have registered. A tax representative is a different role from the power of attorney.

3. Power of attorney and representation

If you cannot be in Greece for every step, you sign a power of attorney in favour of a lawyer you choose, before a Greek notary or at a Greek consulate. A power of attorney drawn up abroad usually needs an Apostille and an official translation. State exactly what it covers: the AFM application, a bank account, the checks, signing the deed.

4. Legal title checks

The buyer's lawyer checks at the Land Registry (Ktimatologio) or the Mortgage Registry who owns the property, whether there are charges, mortgages, seizures or claims, and whether the seller may sell. For inherited property, the lawyer also checks that the inheritance was accepted and that all co-owners agree.

5. Technical check by an engineer

The engineer checks that the property matches its permit, whether there are unauthorised works and whether they have been legalised, and issues or reviews the Electronic Building Identity. To transfer a building, the notary needs the engineer's documents (the Electronic Building Identity or, where it applies, an engineer's certificate) and an Energy Performance Certificate. Ask for this check before any deposit.

6. Border areas

For buyers from outside the EU and EFTA, buying in areas that Law 1892/1990 defines as border areas requires prior permission. These include the Dodecanese, Lesvos, Samos, Chios, Thira (Santorini) and Skyros, among others. Your lawyer confirms whether a specific property is affected.

7. Preliminary contract, deed and Land Registry

Once the checks are complete, you sign a preliminary contract, or go straight to the final deed, before the notary. Transfer tax is paid before signing. After the deed, the transfer is registered with the Land Registry.

8. Taxes and costs

• Transfer tax: 3.09% of the higher of the price and the property's objective (tax) value.
• Buyers from outside the EU/EEA: in September 2026 the government announced a rise in transfer tax to 15% for individuals buying a home, from 2027 and with exemptions. It is not yet law. Check the rules in force before you commit.
• New builds: 24% VAT is suspended until 31 December 2026. A plan to extend the suspension into 2027 has been reported but not yet legislated. Confirm the position on the day you buy.
• Notary, Land Registry, lawyer, engineer and agent: further costs to request in writing in advance.

In detail: Property taxes in Greece. For the full sequence: Buying property in Greece, step by step.

9. Financing and documents

Greek banks lend to foreigners too, with stricter criteria for non-residents. Most foreign buyers use their own funds. Either way, the price is paid through a bank, and the source of funds must be documented.

10. When the Golden Visa applies

Only if your goal is a residence permit. Current thresholds are €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, and €400,000 elsewhere, with a minimum of 120 m². A €250,000 route applies only to converting a commercial building to homes or restoring a listed building. Golden Visa properties may not be let short-term. More in the Golden Visa FAQ and on the Golden Visa page.

How Greca House helps

We look for properties that fit your purpose, carry out viewings with you or on your behalf, negotiate, and coordinate the lawyer, engineer and notary you choose. Legal and tax checks stay with your own advisers.

Tell us what you are looking for in a buyer brief, or browse available properties.